26 Cooper Rd #312 · Arlington, NY 12603

$99,999

1 bd · 1.0 ba · 825 sqft · Condo · 124 Days on market

Built 1972 Good condition $121/sqft · at area comps Est $97k · at est. $651/mo HOA · 35% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.1/30.0
• 1% rule +10.0/10.0
• DSCR +6.4/10.0
• Schools +6.3/10.0
• ARV discount +6.2/15.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

Key facts

• Secure entry
• Updated full bath
• Assigned parking

Tags

• WELL-APPOINTED KITCHEN
• UPDATED FULL BATH
• SECURE ENTRY
• ON-SITE LAUNDRY
• ASSIGNED PARKING
• WELL-MAINTAINED BUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#41 in NY, #647 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, cost of living C-.
• Arlington Central School District (suburban): math 77% / reading 65% proficiency, ranked #106 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 212 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $100k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 4.5

CMA / ARV

• ARV (median comp): $97,256
• List price: $99,999
• Delta: 2.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-9,729
• Equity at exit: $14,910

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-4,199
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12603

• Rents YoY: 2.0%
• Active inventory: 212
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$651
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $125

Break-even live

Break-even rent $1,699

Max offer price $99,999

Occupancy floor 88%

Sensitivity live

Price	-10% $194	-5% $160	+0% $125	+5% $91	+10% $56
Rent	-10% $-22	-5% $52	+0% $125	+5% $199	+10% $272
Rate	-1.0pp $176	-0.5pp $151	base $125	+0.5pp $99	+1.0pp $73

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Van Wagner Rd Poughkeepsie, NY	1.0–2.0	1.0	800	$1,890	$2.36	15d	1	0.13mi
6 Jackman Dr Arlington, NY	1.0–2.0	1.0	790	$1,805	$2.28	15d	1	0.59mi
11 Manchester Rd Poughkeepsie, NY	1.0	1.0	900	$1,500	$1.67	45d	1	0.66mi
826 Main St Unit 1 Arlington, NY	—	2.0	1000	$1,850	$1.85	45d	1	0.66mi
2 Raymond Ave Unit 3C Poughkeepsie, NY	1.0	1.0	900	$1,995	$2.22	45d	1	0.73mi
761 Main St Unit 3E Arlington, NY	2.0	1.0	1083	$1,700	$1.57	15d	1	0.78mi
766 Main St Unit 2 Poughkeepsie, NY	1.0	1.0	745	$1,860	$2.50	45d	1	0.79mi
16 Boulevard Knls Poughkeepsie, NY	2.0	1.0	975	$2,300	$2.36	15d	1	0.88mi
10 Worrall Ave Unit 2 Poughkeepsie, NY	2.0	1.0	1000	$1,800	$1.80	45d	1	1.03mi
472 Maple St Poughkeepsie, NY	2.0	1.0	755	$1,925	$2.55	15d	2	1.03mi
21 Jewett Ave Unit 1 Poughkeepsie, NY	2.0	1.0	912	$1,700	$1.86	24d	1	1.10mi
32 Fountain Pl Unit 2 Poughkeepsie, NY	1.0	1.0	1100	$1,875	$1.70	45d	1	1.15mi
319 Mansion St Unit 1 Poughkeepsie, NY	2.0	1.0	1000	$1,700	$1.70	15d	1	1.16mi
564 Main St Unit 2A Poughkeepsie, NY	2.0	1.0	605	$1,850	$3.06	45d	1	1.24mi
562 Main St Unit 3C Poughkeepsie, NY	2.0	1.0	617	$1,800	$2.92	15d	1	1.25mi
23 May St Poughkeepsie, NY	2.0	1.0	824	$2,000	$2.43	45d	1	1.32mi
20 S White St #2 Poughkeepsie, NY	2.0	1.0	778	$1,750	$2.25	45d	1	1.34mi
8 Fox Ter Unit 3 Poughkeepsie, NY	1.0	1.0	1000	$1,630	$1.63	45d	1	1.38mi
131 N Clinton St Poughkeepsie, NY	2.0	1.0	1050	$1,350	$1.29	15d	1	1.43mi
157 N Clinton St Unit B Poughkeepsie, NY	2.0	1.0	900	$2,100	$2.33	45d	1	1.45mi
78 N Clinton St Apt 1 Poughkeepsie, NY	2.0	1.0	750	$2,000	$2.67	45d	1	1.45mi

HOA detail condo

• Monthly dues: $651 · $7,812/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $99,999 Active 124 DOM
2. 2026-06-17
   days on market $99,999 Active 123 DOM
3. 2026-06-16
   days on market $99,999 Active 122 DOM
4. 2026-06-15
   days on market $99,999 Active 121 DOM
5. 2026-06-14
   days on market $99,999 Active 119 DOM
6. 2026-06-10
   days on market $99,999 Active 116 DOM
7. 2026-06-09
   days on market $99,999 Active 115 DOM
8. 2026-06-08
   days on market $99,999 Active 114 DOM
9. 2026-06-07
   days on market $99,999 Active 113 DOM
10. 2026-06-03
    days on market $99,999 Active 109 DOM
11. 2026-06-02
    days on market $99,999 Active 108 DOM
12. 2026-06-01
    days on market $99,999 Active 107 DOM
13. 2026-05-31
    days on market $99,999 Active 106 DOM
14. 2026-05-30
    days on market $99,999 Active 105 DOM
15. 2026-05-15
    price $99,999 1146-char remark

    Show marketing remark (1146 chars)

    Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

16. 2026-05-15
    status Active 1146-char remark

    Show marketing remark (1146 chars)

    Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

17. 2026-05-02
    historical 1146-char remark

    Show marketing remark (1146 chars)

    Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

18. 2026-03-13
    status Active 1146-char remark

    Show marketing remark (1146 chars)

    Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

19. 2025-11-28
    listed $89,999 Active 1146-char remark

    Show marketing remark (1146 chars)

    Welcome home to this bright and inviting 1-bedroom, 1-bath co-op perfectly situated in the vibrant Town of Poughkeepsie. Whether you’re a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this unit offers comfort, convenience, and exceptional value. Step inside to find a spacious open-concept living and dining area filled with natural light—ideal for relaxing or entertaining. The well-appointed kitchen features ample cabinet space and a practical layout, making meal preparation a breeze. The generous bedroom provides a peaceful retreat with room for a full furniture set, while the updated full bath offers clean, modern finishes. Residents enjoy a well-maintained building with secure entry, on-site laundry, and assigned parking. Monthly maintenance includes heat, exterior upkeep, giving you worry-free living at an affordable cost. Conveniently located near shopping, dining, parks, and major commuter routes, this co-op puts everything you need right at your doorstep. Minutes from Vassar College, the Poughkeepsie waterfront, and Metro-North, it’s the perfect blend of practicality and lifestyle.

20. 2024-02-03
    historical
21. 2021-07-07
    soldstatus $57,500 Closed
22. 2021-05-09
    status Pending
23. 2021-04-30
    status Active
24. 2021-04-18
    historical
25. 2021-04-01
    listed $59,999 Active
26. 2017-08-28
    soldstatus $32,000
27. 2017-05-04
    listed $34,900
28. 2015-03-27
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,287
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$7,812
• − Depreciation: −$2,909
• Taxable income: $398
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,406/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 1-bedroom, 1-bath condo is in good condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Resale Install new flooring in kitchen — Modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Resale Install new flooring in kitchen — Modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arlington Central School District
• NCES district ID: 3603270
• Math proficiency: 77% ▲ 19.00%
• Reading proficiency: 65% ▲ 12.00%
• Median HH income: $83,597
• Composite: 63.47/100
• National rank: #613
• State rank: #106 of 590 in NY

Livability — Arlington

• Score: 84/100
• State rank: #41
• US rank: #647

Category grades

Amenities A Commute A Cost of living C- Crime A+ Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dutchess County · 188,048 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 42,304
• Household income: $103,538
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1404.0

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Iranian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 81% English-only · Spanish 8% Other Indo-European 4% German/W. Germanic 2%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -377.61%
• Current HPI: 252.7003
• Rent YoY: ▲ 1.96%
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+66.9% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $99,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Listed $89,999 OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-07 Sold (MLS) $57,500 OneKey® MLS as Distributed by MLS Grid
• 2021-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-04-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-01 Listed $59,999 OneKey® MLS as Distributed by MLS Grid
• 2017-08-28 Sold (MLS) $32,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-04 Listed $34,900 OneKey® MLS as Distributed by MLS Grid
• 2015-03-27 Listed $59,900 OneKey® MLS as Distributed by MLS Grid